Lord Barwell
Main Page: Lord Barwell (Conservative - Life peer)Monday 10th October 2016
(8 years, 2 months ago)
Commons ChamberRead Full debate Neighbourhood Planning Act 2017 View all Neighbourhood Planning Act 2017 Debates Read Hansard Text
Teresa Pearce
I am very interested in the hon. Gentleman’s previous employment, but people always complain about restrictions. Our job is to balance the complaints of the developer against what is best for a local community. I am yet to see firm statistical evidence of how much pre-commencement planning conditions restrict building.
Gavin Barwell
If the hon. Lady is not inclined necessarily to listen to the voice of developers, may I refer her to the representations all hon. Members have received from the District Councils Network? It states:
“The DCN has acknowledged that the discharge of planning conditions can be a factor in slow decision making and supports the government in seeking to address conditions.”
Teresa Pearce
I thank the Minister for his intervention but I would like to see real statistical evidence. Are we trying to solve a problem that does not exist? We all have anecdotal evidence, but perhaps in Committee we will see more evidence.
It is my experience that some developers welcome pre-commencement planning conditions because they enable planning permission to be secured without finalising the full details. It can save work duplication. For example, a developer may not wish to spend significant amounts of time deciding between different types of render for the outside of a development when they know it could be agreed at a later date. Indeed, a condition could be established in the consent to match the local area and street scene.
London Councils says that the measure will put considerable strain on the resources of local planning authorities. It proposes that a better solution would be to promote best practice in pre-application discussions between developers and local planning authorities. There are questions on the process. For example, what if late representations are received, and what if a councillor wishes to add a pre-commencement condition on the night of the planning committee?
Behind that lies the fact that pre-commencement planning conditions are not a bad thing. They have an important role in securing sustainable development that is careful and considerate of local communities. Conditions should be imposed only when consent would not be acceptable without them. By allowing room for negotiation, we are changing the nature of how conditions are set and their purpose. We could inadvertently either encourage inappropriate development by lowering our standards of acceptable development or, when disagreement arises between applicant and planning authority, discourage developers from building, which no hon. Member wants. There are questions about whether the measure is necessary. I look forward to seeing the stats behind it to show that it is. There is an existing framework for applicants to appeal specific conditions that they consider do not meet the national policy tests.
If we are to proceed, it is essential to ensure that the Bill does not have unintended negative consequences. Greater clarity is needed on appeal routes when agreement cannot be reached, and on pre-completion and pre-occupation conditions. It is right that there is a public consultation, but even if the Bill becomes law, I do not anticipate it adding any of the extra homes that we urgently need. It is not pre-commencement planning conditions that slow planning consent, but the chronic underfunding of local planning authorities. It is not pre-commencement planning conditions that slow construction, but the drastic skills shortage in the construction sector. It is not pre-commencement planning conditions that slow new schemes coming forward, but the lack of strategic infrastructure involvement.
Stuart Andrew (Pudsey) (Con)
I am grateful for the opportunity to speak in this debate because planning has certainly affected my constituency for a good number of years. I was going to touch on the five-year land supply issue, but that has been ably covered by a number of colleagues.
My constituency is part of Leeds. It has enjoyed a great deal of prosperity and growth, but if I look at just one of the wards in my constituency, it has seen more than 1,000 homes built in it during the past few years, with very little infrastructure to support it. There is therefore a growing sense of frustration when people cannot get to work because the roads are congested, when their children cannot get into the school or when they struggle to get a doctor’s appointment. As a consequence, when neighbourhood planning was first introduced, it was seen as an opportunity for communities such as mine.
I must say, however, that in our instance there was concern right from the very outset. In its core strategy, the city council decided to build 70,000 homes during the plan period. That is an ambitious target—it will mean a considerable number of houses have to be built each year—but the problem is that that target, we believe, was based on outdated information. It was based on the 2008 population projections, which said that the number of people across the city would go up to 765,000 by 2011. The census showed us that that was wrong, with a 14,000 difference.
I am raising this matter because the city council obviously has to find sites on which to build these houses. In my constituency, all the mills and factories have gone, and we have done the right thing by building houses to regenerate those sites. However, all we have left now is the green belt. The neighbourhood plans in my areas have to conform to the strategic approach of the city council, which says that we have to build 70,000 houses. My areas have to adhere to that in the neighbourhood plans, and are therefore being forced to look at green-belt sites. They do not want to do that—of course they do not want to—and they are actively trying to stop that happening. I see a real problem because if my areas put forward such green-belt sites in a referendum, there is absolutely no way that that would get through, and we would not therefore have a neighbourhood plan.
I have asked questions time and again. I welcome my hon. Friend to his post. He will be hearing a lot from me, I am sure, over the coming months.
Stuart Andrew
Indeed. I extend to my hon. Friend a warm invitation to visit my constituency so that he can see the issues that we face at first hand.
Time and again, in questions and letters, I have asked about the exceptional circumstance in which the green belt can be developed and, time and again, we have been told that housing targets cannot be considered as an exceptional circumstance. However, in the neighbouring authority of Bradford—it abuts my constituency—the inspector recently said that such houses can be built because the figure is aspirational and the employment criteria allow it to happen. There is now even more concern in my constituency that when this goes to the inspector, he will say, because the figure of 70,000 has been agreed, that we can build on the green belt. That would have a terrible effect on my constituency. The green belt is there to stop urban sprawl. We do not want to be just a part of the big city of Leeds. The identifiable towns of Guiseley, Yeadon, Rawdon, Horsforth, Calverley, Farsley and Pudsey all have their own identity.
Dr Blackman-Woods
Indeed. That was one of the amendments that I tabled to the Housing and Planning Bill when it was going through the House. Alas, it was rejected by the then Housing Minister. It was interesting to hear the same point being made earlier in our discussion. I am pleased if Conservative Members are coming round to our view that planning departments should be able to set fees at full recovery level.
On a more positive note, we welcome the measures to streamline compulsory purchase orders. The new Ministers must have been studying their copy of the Lyons review. We argued strongly there that CPOs were not fit for purpose and needed to be streamlined. I am pleased to see those measures in the Bill but, again, they could be improved.
I want to spend a minute or two on pre-commencement planning conditions, which is the area of the Bill on which we will probably have most discussion in Committee. I am pleased that the right hon. Member for West Dorset (Sir Oliver Letwin) is in his place. He criticised pre-commencement planning conditions at length, yet I have a list from a development taking place in my constituency and I cannot see what is wrong with any of these conditions. The developers have to provide samples of materials. The development is in a conservation area, so that is important. They have to provide full details about bats. Well, we must protect bats. There must be noise mitigation and notice of demolition.
Gavin Barwell
The hon. Lady gives the example of notice of materials. I can entirely see why that is a legitimate issue if the development is in a conservation area, but why must that be settled before a spade goes into the ground and the groundworks start?
Dr Blackman-Woods
That is a question that I would like the Minister to put to his constituents. People surrounding new developments very much want to know what the development looks like, what the quality of the build will be, what materials are going to be used and whether they fit into the surrounding landscape. If he is serious about neighbourhood planning and giving people a say over what happens in their area, pre-commencement planning is important. Some of the measures could lead to more delays in the planning system, rather than speeding it up, which I think is what the Minister is trying to do.
The Minister for Housing and Planning (Gavin Barwell)
This has been an excellent debate, with contributions from 18 colleagues on the Government Benches. My right hon. Friend the Member for West Dorset (Sir Oliver Letwin) and my hon. Friends the Members for Congleton (Fiona Bruce), for Milton Keynes South (Iain Stewart) and for The Cotswolds (Geoffrey Clifton-Brown) got to the heart of the matter: the interaction between neighbourhood plans and local plans, and particularly the issue of the five-year land supply. We will want to return to that issue as the Bill goes through Parliament.
We should be honest that there is a tension here. On the one hand, clearly we cannot expect our constituents to put a huge amount of work into neighbourhood plans if they do not hold weight in certain situations. On the other hand, if there is a local authority that either does not have a plan, or that has a wholly deficient plan that does not meet housing need in its area, any Member of this House who cares as passionately as we do about building the homes this country needs cannot allow such a situation to persist for years and years. That is a difficult issue, and I think that the suggestion of a mix of carrots and sticks is probably the right way to address it.
Sir Oliver Letwin
Does my hon. Friend think that there is at least a potential for the NPPF to be used as the reference point under those circumstances?
Gavin Barwell
I certainly do, and I think that there are ways we could look at addressing the issue, either through the Bill or through policy changes. I am very conscious of what the problem is, and I am sure that we can work together to find a solution as the Bill goes through.
My right hon. Friend the Member for Chipping Barnet (Mrs Villiers) spoke passionately about the green spaces in her constituency. She also sought reassurance on pre-commencement conditions, which I can provide. The consultation paper states:
“This measure will not restrict the ability of local planning authority to propose pre-commencement conditions that may be necessary—for example, conditions in relation to archaeological investigations or wildlife surveys.”
So there is protection there.
My hon. Friend the Member for South Norfolk (Mr Bacon) spoke with his customary passion about the importance of custom build. My hon. Friend the Member for Rugby (Mark Pawsey) asked about support for groups producing neighbourhood plans. We have made £22.5 million available between 2015 and 2018. I can reassure him that that money will go directly to the groups doing the relevant work.
My hon. Friend the Member for Bolton West (Chris Green) said that the view of his constituents was, “Enough housing, infrastructure required.” I half agree with them; it is absolutely right that we must get a much better linkage between the provision of infrastructure in return for taking more housing, but I cannot agree that we have enough housing in this country. We need more housing, but the infrastructure must go with it.
My hon. Friend the Member for Pudsey (Stuart Andrew), who is such a fantastic advocate for his constituency, spoke with passion about the difficulties it is facing. It is certainly the case that neighbourhood plans must be consistent with the relevant local plan, but he tested the issues in relation to the green belt. If he will forgive me, I cannot talk about the particular plan, because it may well cross my desk at some point, but if I can talk in the generality, we would expect inspectors to test the figure for objectively assessed need and to test whether the circumstances in which an authority seeks to change green-belt boundaries meet the test in the NPPF, which is that they should be exceptional circumstances.
Dr Huq
The Minister mentioned green-belt de-designation, and I just wondered whether he had any thoughts on metropolitan open land. Twyford C of E High School in my constituency, which I mentioned, has identified a new site—a disused Barclays sports ground—but the school is tied up in knots because of the land’s status.
Gavin Barwell
Metropolitan open land is a status that is specific to Greater London, but it holds the same weight, effectively, in Greater London as green belt. If the hon. Lady were to consult the London plan, similar circumstances should apply in terms of its de-designation.
My hon. Friend the Member for Bromley and Chislehurst (Robert Neill) showed his huge experience in this area in his contribution. He made a number of constructive suggestions, which we will certainly look at.
My hon. Friend the Member for North Warwickshire (Craig Tracey) raised issues around the calculation of assessed need and in particular in relation to migration. The population projection figures do assume a fall in migration. While migration is clearly a factor, about a third of household growth nationally is due to net migration, so even if there were no migration into the country, there would still be significant pressure for more housing.
My hon. Friend the Member for Fylde (Mark Menzies) made two very powerful points. The first was about build-out rates. As a Government, we want to listen to developers and to address evidenced concerns about things that are slowing up development, be it pre-commencement conditions, the time it takes to agree section 106 agreements or concerns about utilities. However, if we do all those things, I think we have a right to turn to the development industry and ask what it is going to do to raise its game in terms of the speed with which it builds out. My hon. Friend also made another critical point, which is that, when we talk about affordable housing, yes, council and housing association housing are a part of that, but what most of our constituents want is a home that is affordable to buy, and he was absolutely right to stress that.
My hon. Friend the Member for Hazel Grove (William Wragg) made the powerful point that this problem is going to take time to solve. There is no quick switch that anyone can throw to deal with it. He rightly wanted to hear more about what we can do to focus development on brownfield land. The Act that received Royal Assent earlier this year set up the principle of brownfield registers, where local authorities will set out clearly the brownfield land that is available in their areas and suitable for housing development.
My hon. Friend the Member for Croydon South (Chris Philp), and Opposition Members as well, referred to resourcing for planning departments, and that is something the Government have consulted on. As part of the White Paper, we will want to come forward with a response to that consultation.
Mims Davies (Eastleigh) (Con)
Are we going to intervene in the case of indolent councils that claim they have the right resources but continually fail to provide a local or a neighbourhood plan, which we will certainly not see until the end of next year at the earliest? Can we bring in a planning inspector sooner?
Gavin Barwell
The Government have signalled that we will intervene early in 2017, potentially, on councils that do not have local plans in place. The Secretary of State talked about that issue and about our determination to take it forward.
My hon. Friend the Member for North West Hampshire (Kit Malthouse) raised the critical issue of broadband, and I hope I can provide him with some reassurance on it. We have legislated through the building regulations to require that, from January 2017, all new buildings, including homes and major renovations, include in-building physical infrastructure. We are also legislating to introduce a new broadband universal service obligation to ensure people can request an affordable connection at a minimum speed from a designated provider. There are therefore measures in place, and I am happy to discuss them with him and to check that they reassure him on that vital issue.
My hon. Friend the Member for Eddisbury (Antoinette Sandbach) talked about the importance of incentivising communities by seeing a proportion of the uplift in land value going back to the community. I do not know whether her council has adopted the community infrastructure levy, but if it has, there is a proportion—15%—that goes to the local area, and that increases to 25% if the relevant local community has a neighbourhood plan.
My hon. Friend the Member for Thirsk and Malton (Kevin Hollinrake) made an absolutely vital point about the importance of small sites. If we want to get small builders involved in greater numbers, it is about not just financing but releasing small sites.
Finally on the Government side of the House, my hon. Friend the Member for Plymouth, Sutton and Devonport (Oliver Colvile) made the absolutely critical point that this is about quality as well quantity, and that if we build beautiful buildings, it will encourage communities to go for growth.
Turning very briefly to the Opposition, there is no doubting the passion of Labour Members in addressing our housing problems, but several things were said that show their policy prescriptions sometimes do not match such ambition. I entirely understand concerns about permitted developments, but it is worth putting on the record that we have had over 11,000 permitted development applications. We do not know the number of homes involved—we want to collect data on that—but reform of permitted developments has made a significant contribution to increasing the housing supply.
We have also heard concerns about the duty to co-operate. I know that that is difficult, but for a core urban area that cannot meet all its housing need, it is vital that surrounding areas play their part. Getting rid of the duty to co-operate might mean not providing the housing we need in such areas.
Finally, concerns were raised about planning conditions. The shadow Secretary of State asked for data, and I have had time to dig some out. A survey of small and medium-sized builders carried out by the National House Building Council reported that 34% of them were concerned about the time to clear conditions and 29% of them were concerned about the extent of those conditions, so there is real evidence of concern on that issue.
In conclusion, last week the Secretary of State set out the first step in our plan to get this country building the homes it desperately needs. This Bill is the second step. We entirely accept that it is not on its own a solution to the problem and, later in the autumn, we will publish a White Paper. However, the fact is that for years and years we have not built enough homes in this country. The consequences for the ability of young people to get on to the housing ladder have been dramatic: 50% of 45-years-old owned their own home by the time they were 30, but only 35% of 35-years-old owned their own home by the time they were 30 and the projection is that only 26% of 25-years-old will own their own home by the time they are 30. This Government are determined to build a country that works for everyone, and critical to that will be creating a housing market that works for everyone. The Bill is an important step in a wider plan to deliver that critical ambition for the future of this country.
Question put and agreed to.
Bill accordingly read a Second time.
Neighbourhood Planning Bill (Programme)
Motion made, and Question put forthwith (Standing Order No. 83A(7)),
That the following provisions shall apply to the Neighbourhood Planning Bill:
Committal
(1) The Bill shall be committed to a Public Bill Committee.
Proceedings in Public Bill Committee
(2) Proceedings in the Public Bill Committee shall (so far as not previously concluded) be brought to a conclusion on 1 November 2016.
(3) The Public Bill Committee shall have leave to sit twice on the first day on which it meets.
Proceedings on Consideration and up to and including Third Reading
(4) Proceedings on Consideration and any proceedings in legislative grand committee shall (so far as not previously concluded) be brought to a conclusion one hour before the moment of interruption on the day on which proceedings on Consideration are commenced.
(5) Proceedings on Third Reading shall (so far as not previously concluded) be brought to a conclusion at the moment of interruption on that day.
(6) Standing Order No. 83B (Programming committees) shall not apply to proceedings on Consideration and up to and including Third Reading.
Other proceedings
(7) Any other proceedings on the Bill (including any proceedings on consideration of Lords Amendments or on any further messages from the Lords) may be programmed.—(Heather Wheeler.)
Question agreed to.
Neighbourhood Planning Bill (Money)
Queen’s recommendation signified.
Motion made, and Question put forthwith (Standing Order No. 52(1)(a)),
That, for the purposes of any Act resulting from the Neighbourhood Planning Bill, it is expedient to authorise the payment out of money provided by Parliament of:
(a) any expenditure incurred under or by virtue of the Act by a Minister of the Crown, a person holding office under Her Majesty or a government department, and
(b) any increase attributable to the Act in the sums payable under any other Act out of money so provided.—(Heather Wheeler.)
Question agreed to.